But with a little bit of effort, I'm able to manage things in a way where there's a major silver lining and I can cut costs on repairs and get some extra work done for minimal out of pocket expense to myself. 

Hello BP community, so I have been lurking for a few weeks at all the posting and advice on the forums and have finally convinced myself that in order to maximize earning potential on a property I have been holding for a few years now I will have to convert it into a multiplex. the details are as follows:currently, owe 120K @ 4.7% 6300 sf ranch style SFR, it is built on two residential lots (room to add a duplex adjacent to this property)currently brings in $1650 for rent, have rented out as high as $2000 (the Eagle Ford shale was booming a couple years ago)have been slowly upgrading and improving (new roof, new laminate flooring, some lighting fixtures, new paint)needs to be updated this was built in 1990, windows are old, some of the siding looks weathered and the worst part is the bathrooms are dated (everything is functional)I have looked at housing rents and most 2/1 or 2/2  usually command $900-$1300Appartments are a little bit cheapper $700-$1100I had trouble using the rental estimator calculator, then tried the BRRRR, I linked the report estimating the following:https://www.biggerpockets.com/calculators/shared/1083149/4f695ede-d602-47bf-a183-b0d69ff0cf64Upgrading showers adding new back porch deck (for access to upper units)converting where two new upstairs rental units would have a kitchen, 2 baths, and 2 bedrooms (comparable to an apartment) about 800 sf ($ 1200 per unit)lower dwelling 3000 sf could be split as well or rent out @ 1500 (would update and add one more full bath) making it 3/2 and 1/2 very large dwellingAll bills paid (water, sewer, power, lawn maint) about 1K per monthPlease review and point out flaws, mistakes were made but so far all on paper and in process of cash out refi, to pay for this conversion. so far budgeted $65K. advice appreciated. more details as required

But that's much much different than what most newbies believe.We as humans are always looking for a fast track or silver bullet to get us to where we want to be immediately. 

Silver & crypto & mobile home parks!

my house is so desired I am getting people go out of their way to make me offers...so they will get more offers.That is the 1 st scenario.A second scenario... they will go on line to see if this entire thing you are proposing is real.I can come u with a few more scenarios, but the end result is...Seller will go online and guess who they will find...Well if you were in CT...No matter what city:No matter what keyword:With 10X more credibility than you or anyone period. all over the net, with a ton of reviews, with a logo a website, a team, with a solid track record of houses bought and flipped.You are GIVING away your leads to ME.I am not joking..You have no idea HOW often I get calls starting with "Hey I saw your sign on the street,.. or hey I received your card in the mail".Ranking #1 on Google means not only do you get ALL the organic traffic, but you ALSO get a bunch of your competitors leads handed to you on a silver platter.OK who wants to keep on doing DMM...

@Adam Frank First Eagle on Madison

I would consider outsourcing facebook marketing to a company like silver street marketing (http://silverstreetmarketing.com/), having investor carrot do your website and have them all your content, outsource your SEO to investor carrott or another company.

Sorry that happened to you @Julia Cramer but maybe there's a silver lining.

It’s lighter than classic silver.

I found some properties with the same criteria in Silver Spring, MD with a lower price (bellow 100K).